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July 27, 2005 BS
STAFF'S
REQUEST ANALYSIS
AND
RECOMMENDATION
05SN0281
Mark A. Landa
Bermuda Magisterial District
North line of Ruffin Mill Road
REQUEST: Rezoning from Light Industrial (I-1) and General Industrial (I-2) to General
Business (C-5).
PROPOSED LAND USE:
A retail garden center and plant nursery are planned; however, with approval of this
request other General Business (C-5) uses would also be permitted.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
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The proposed zoning and land use conform to the Consolidated Eastern Area Plan
which suggests the property is appropriate general commercial use.
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The proposed zoning and land use are representative of and compatible with
existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER MAY PROFFER OTHER CONDITIONS. THE CONDITIONS
NOTED WITH "STAFF/CPC" WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION. CONDITIONS WITH ONLY A "STAFF" ARE RECOMMENDED SOLELY
Providing a FIRST CHOICE community through excellence in public service
BY STAFF. CONDITIONS WITH ONLY A "CPC" ARE ADDITIONAL CONDITIONS
RECOMMENDED BY THE PLANNING COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)
1. The public wastewater system shall be used. (U)
(STAFF/CPC) 2.
Prior to any site plan approval, forty-five feet of right of way on the
north side of Ruffin Mill Road, measured from the centerline of that
part of the roadway immediately adjacent to the property, shall be
dedicated free and unrestricted to an for the benefit of Chesterfield
Co. (T)
(STAFF/CPC) 3.
Direct access from the property to Ruffin Mill Rd. shall be limited to
one entrance/exit. The exact location of this entrance/exit shall be
approved by the Transportation Dept. (T)
(STAFF/CPC) 4.
Prior to the issuance of a certificate of occupancy, an additional lane
of pavement shall be constructed along Ruffin Mill Rd. for the entire
property frontage. Any additional right-of-way (or easements)
required for this improvement shall be dedicated free and
unrestricted to an for the benefit of Chesterfield County. (T)
GENERAL INFORMATION
Location:
North line of Ruffin Mill Road, east of Interstate 95. Tax ID 805-638-7523 (Sheet 35).
Existing Zoning:
I-1 and I-2
Size:
6.0 acres
Existing Land Use:
Vacant
Adjacent Zoning and Land Use:
North and South - I-2; Industrial or vacant
East - 1-2; Vacant
West - C-5; Vacant
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UTILITIES
Public Water System:
There is an existing sixteen (16) inch water line extending within an easement across the
request site, adjacent to Ruffin Mill Road. Use of the public water system is required by
County Code.
Public Wastewater System:
There is an existing twelve (12) inch wastewater trunk line extending along the eastern
boundary of this site. Use of the public wastewater system is intended and has been
proffered by the applicant (Proffered Condition 1).
ENVIRONMENTAL
Drainage and Erosion:
The property drains from the rear to Ashton Creek. There are currently no on- or off-site,
drainage or erosion problems with none anticipated after development.
PUBLIC FACILITIES
Fire Service:
The Dutch Gap Fire Station, Company Number 14, and Bensley-Bermuda Volunteer
Rescue Squad currently provide fire protection and emergency medical service. This
request will have minimal impact fire and EMS.
Transportation:
The subject property is six (6) acres located on the north side of Ruffin Mill Road east of
the 1-95/Woods Edge Road interchange. The property is currently zoned Light Industrial
(I-1) and General Industrial (1-2) and the applicant is requesting rezoning to General
Business (C-5).
This request will not limit development to a specific land use; therefore, it is difficult to
anticipate traffic generation. Based on light industrial trip rates, development could
generate approximately 420 average daily trips (ADT). Based on shopping center trip
rates, development could generate approximately 4,900 ADT. Traffic generated by this
development will be distributed along Ruffin Mill Road, which had a 2005 traffic volume
of 11,311 ADT. Based on the current volumes of traffic it carries during peak hours,
Ruffin Mill Road is at capacity (Level of Service E).
Ruffin Mill Road is identified as a major arterial on the Thoroughfare Plan with a
recommended right-of-way width of ninety (90) feet. The applicant has proffered to
05SN0281-JULY27-BOS
dedicate forty-five (45) feet of right-of-way, measured from the centerline of Ruffin Mill
Road, in accordance with that Plan. (Proffered Condition 2)
Development must adhere to the Development Standards Manual in the Zoning
Ordinance relative to access and internal circulation (Division 5). The applicant has
proffered to limit direct access from the property to Ruffin Mill Road to one (1)
entrance/exit. (Proffered Condition 3)
The traffic impact of this development must be addressed. Ruffin Mill Road is planned
to be a four-lane, undivided facility adjacent to the property. The applicant has proffered
to construct an additional lane of pavement along Ruffin Mill Road for the entire property
frontage and dedicate any additional right of way required for this improvement.
(Proffered Condition 4)
At time of site plan review, specific recommendations will be made regarding access and
internal circulation.
LAND USE
Comprehensive Plan:
Lies within the boundaries of the Consolidated Eastern Area Plan, which the property is
appropriate for general commercial use.
Area Development Trends:
Area properties are zoned for general commercial and light to general industrial uses and are
occupied by industrial uses or are vacant.
Zoning Histow:
On March 26, 1986, the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved rezoning of a portion of the request property and additional
property to the east from Agricultural (A) to Light Industrial (M-l). The approval was
subject to a condition establishing a buffer along Ruffin Mill Road.
On November 25, 1987, the Board of Supervisors, upon a favorable recommendation from
the Planning Commission, approved rezoning of a portion of the request property and
additional property to the north and east from Agricultural (A) to General Industrial (M-2)
with Conditional Use Planned Development to permit above-ground utilities and setback
exceptions. Conditions of approval addressed permitted uses, architectural treatment,
screening, paving, signage, buffers, utilities, storm water conveyance and road
improvements.
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05SN0281-JULY27-BOS
Development Standards:
Currently, the property lies within an Emerging Growth District Area. The Zoning
Ordinance specifically addresses access, landscaping, architectural treatment, setbacks,
parking, signs, buffers, utilities and screening for developments within these areas. The
purpose of the Emerging Growth District Standards is to promote high quality, well-
designed projects.
CONCLUSION
The proposed zoning and land use conform to the Consolidated Eastern Area Plan which suggests
the property is appropriate for general commercial use. In addition, the proposed zoning and
land use are representative of, and compatible with, existing and anticipated area development.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (7/19/05):
The applicant accepted the recommendation. There was no opposition present.
On motion of Mr. Wilson, seconded by Mr. Bass, the Commission recommended
approval and acceptance of the proffered conditions on page 2.
AYES: Unanimous
The Board of Supervisors, on Wednesday, July 27, 2005, beginning at 7:00 p.m., will take under
consideration this request.
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